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The 2012 London Olympic Games shone a light on the east London neighbourhood of Stratford and, in the afterglow of the sweeping regeneration of the area in the lead-up to the games, the surrounding neighbourhoods of Hackney Wick, Leyton and Bow too began to see development. The London Legacy Development Corporation (LLDC) was responsible not only for creating the Queen Elizabeth Olympic Park, but for transforming this site and its surrounding areas into a new piece of city: an inclusive community, a thriving business zone and a must-see destination where people will choose to live, work and play, as the LLDC describes it. One such area is Fish Island in Tower Hamlets to the west of the Olympic Park, where, at the time of the games, still stood the factories and sheds that characterised this industrial district. More recently, it has seen a spate of residential and mixed-use development, often at the expense of the artists and other creative practitioners who have been displaced from the havens they made out of these sites. Wick Lane, a mixed-use scheme by de Rijke Marsh Morgan Architects (dRMM), aims to address the heritage of the area, while providing a new model for living and working.Wick Lane is a Co-Location scheme as defined under the Mayor of Londons Good Growth by Design initiative for projects that combine industrial and residential spaces, thereby addressing both housing targets and the retention of the capitals industrial capacity. It is located on a site that has previously hosted a smattering of industrial uses: an MDF-cutting workshop, a studio for the artist Gavin Turk and a lot for car rental company Sixt, which partly owned the site with IDM Properties. The asset changed hands during the projects planning process but dRMM was retained as architect, eventually delivering the scheme for volume housebuilder Taylor Wimpey, which also acted as main contractor.AdvertisementdRMM s involvement with the location began in 2013 when it co-authored the LLDCs Design and Planning Guidance document for Hackney Wick and Fish Island. Through this it developed the framework for safeguarding the areas heritage assets and retaining its character, forming the bedrock of the development project the practice would undertake a few years later.Wick Lane sits just south of the Fish Island Conservation Area, with its Victorian brick buildings and chimney stacks. Further south is an area designated as Strategic Industrial Land (SIL) and the orientation of Wick Lane buildings therefore had to respond to this context everything fronting the main road to the south is for commercial and light industrial uses, acting as a buffer to noise from traffic and the adjacent SIL site. Wick Lane is bounded on the north by the Greenway, a foot and cycle path that runs alongside Bazalgettes northern outfall sewer between the Royal Docks to the east and Victoria Park to the west. The arrangement of the buildings is broken up to retain existing cycle routes through the site and to avoid an inconveniently located Thames Water sewer head. Any leftover space is given over to pocket gardens designed by Grant Associates, combined with landscaped podium levels that create elevated walkways and open courtyards.The project comprises 175 mixed-tenure homes, with 40 per cent either affordable rent or shared ownership, and provides 2,250m2 of light industrial, workplace and retail units. The masterplan retains something of a human scale, thanks to the six-storey height restriction for new developments set by the local plan, though not all of the buildings test this limit. We designed them in response to the kinds of spaces you already have in Fish Island, explains Wick Lane project architect Will Howard. Some of them are quite small and some of them are lofty people seem to like that character.Aesthetically, Wick Lane is a smrgsbord of the areas industrial history, with each building featuring one primary material applied extensively to all surfaces, a move which lends each its own character within the masterplan. One structure is faced with red brick, laid in varying courses, evoking 19th century Victorian mill buildings and jazzed up with red steel-framed windows and balconies.AdvertisementThere is a replica 1930s modernist factory in black brick, with matching black Crittall-style windows. The rest reference more contemporary industrial sheds with a turquoise standing seam exterior and cast glass and pale grey corrugated metal cladding.Key features are repeated to achieve some coherence across these distinct buildings: Machine Age-style sawtooth roofs are used extensively, pitched at the same angle across each application; window sizes are also consistent across multiple faces. External finishes have been painstakingly detailed, such that every joint and bond meets with precision around every corner, opening and snugly recessed rainwater downpipe.This display of industrial typologies might give the impression that the buildings have been designed from the outside in. However, a degree of care has been given to their spatial organisation and internal environments. Their forms are staggered and shifted to maximise daylight into the apartments, 72 per cent of which are dual-aspect, and balconies are arranged to avoid overshadowing neighbours. Rather than restricting the commercial uses to the ground floor and raising the living spaces above the so-called beds above sheds approach entrances and ground-floor amenity spaces are shared between residents and commercial tenants, while maintaining logical separations between facilities such as loading bays and bicycle parking. As Howard puts it: We addressed the conflict of having industrial and residential uses on the same site by blurring the boundaries between them.One user who enjoys these blurred boundaries is Jay, the proprietor of a rug-making studio whom I encountered on a cold winter morning, the whirr of his tufting gun mixed with smooth jazz spilling onto the street through the open roller shutters of his studio. Jay lives in Ealing but used to operate from a space close by on Fish Island. He watched the development as it went up and moved into his current space shortly after its completion. He was attracted to the amenities and facilities on offer, and to the flourishing of the sort of creative community he had originally sought out in Fish Island.Jays studio is one of the spaces let by Tradestars, the business enterprise that runs Wick Lanes industrial spaces. It provides the units and offers logistical support for a range of businesses including hair and nail salons, a tattoo studio, a screen printing studio and a bike maintenance workshop. Through these spaces, it hopes to retain the community feel and creative character of this rapidly changing east London neighbourhood.Co-location is a relatively new concept, though it has had a few years to percolate through the industry. According to research compiled by built environment consultancy Turley, the co-location schemes granted planning permission in London over the past five years could provide up to 22,500 new homes and 270,000m2 of industrial floor space.As more of these schemes get delivered, their viability in increasing housing supply and addressing local industrial land needs will become clearer. Wick Lane, in any case, sets a fine blueprint for the model.Derin Fadina is an architectural designer and writer. He teaches at Central Saint Martins and is a New Architecture Writers alumnus.Project dataStart on site July 2018CompletionDecember 2023Gross internal floor area17,241m2Construction costUndisclosedConstruction cost per m2UndisclosedArchitectdRMM ArchitectsClientTaylor Wimpey LondonPlanning authorityLondon Legacy Development CorporationPlanning structural engineerAECOMExecutive structural engineer Clarke Nicholls MarcelFire engineerAECOMPlanning MEPPinnacle ESPExecutive MEPVenables AssociatesPlanning landscape architectGrant AssociatesExecutive landscape architectJFA Environmental PlanningEnergy and sustainability consultantEnvironmental EconomicsHeritage consultantTibbaldsCost consultantMartin ArnoldCommunity engagementMeeting PlaceDaylight/sunlight consultantAnstey HorneWorkspace fitout Tradestars and Sophie Franks DesignMain contractor Taylor Wimpey LondonCAD software used REVITAnnual CO2 emissions20.7 kgCO2e/m2.yr (Partial estimate: electricity and gas, using conservative emissions factors and not over-valuing CHP electricity production)Sustainability dataPercentage of floor area with daylight factor >2%91% (living, kitchens and dining rooms), 70% (bedrooms)Percentage of floor area with daylight factor >5%21% (living, kitchens and dining rooms), 5% (bedrooms)On-site energy generation14.6% (0.8% PV panels, 13.8% electricity from CHP)Heating and hot water load60.5 kWh/m2/yr (estimate)Total energy load96.4 kWh/m2/yr (heat estimated, electricity measured through survey)Carbon emissions (all)20.7 kgCO2eq/m2/yr (electricity and gas, using conservative emissions factors and not over-valuing CHP electricity production)Annual mains water consumption41 m3/occupant/yr (metered, survey to residents)Airtightness at 50Pa3.6 m3/hr/m2 (measured, 87 units independently tested)Overall thermal bridging heat transfer coefficient (Y-value)0.12 W/m2KOverall area-weighted U-value0.48 W/m2K (Whole fabric, including windows, doors, etc)Embodied/whole-life carbonNot yet calculatedPredicted design life in years60 years (standard design assumption)